DEC Officer Report

Application No.: 24/00600/B Applicant: Mr Alan Gallacher Proposal: Erection of a single storey rear sunroom to replace existing conservatory and block in existing window to side elevation Site Address: Oystercatcher 2 Perwick Rise Perwick Road Port St. Mary Isle Of Man IM9 5QA Planning Officer: Paul Visigah Photo Taken: 04.09.2024 Site Visit: 04.09.2024 Expected Decision Level: Officer Delegation Recommended Decision: Permitted Date of Recommendation: 12.09.2024 _________________________________________________________________

Conditions and Notes for Approval

C : Conditions for approval N : Notes attached to conditions C 1. The development hereby approved shall be begun before the expiration of four years from the date of this decision notice.

Reason: To comply with Article 26 of the Town and Country Planning (Development Procedure) Order 2019 and to avoid the accumulation of unimplemented planning approvals.

This application has been recommended for approval for the following reason.

Overall, it is concluded that the planning application accords with the provisions set out in General Policy 2, Environment Policy 42 and Strategic Policy 3 (b) of the Isle of Man Strategic Plan 2016, and the principles promoted by the RDG 2021, as the proposal would not result in adverse impact on the character of the area, neighbouring amenity and the adjoining highway, and would respect the existing site context.

Plans/Drawings/Information; This approval relates to the submitted documents and drawings all received on 12 June 2024. _______________________________________________________________

Interested Person Status

None ___________________________________________________________________

Officer’s Report

- 1.0 THE SITE

1.1 The site is the residential curtilage of an existing detached dwelling situated on the eastern side of the cul de sac of Perwick Rise. The property is the next to last before the end of the cul de sac, No. 2 Perwick Rise. The property faces south west and is a two storey modern property with vertically proportioned windows, gable end chimneys and a pitched roof. - 1.2 The rear garden of the property which sits on a higher site level than the dwelling on site sits about 1.5m above the ground level with the garden rising gradually towards the rear boundaries of the dwelling. The rear garden of the dwelling is enclosed in mature landscaping which rises to about 4m and completely screens the western and northern boundaries of the rear garden with first floor views only slightly achievable over the slightly lower hedging on the eastern boundary. - 1.3 There are pedestrian side gates on either side of the dwelling which serve as access to the rear garden, with the western gate providing access to the conservatory which sits on an indent positioned on the western side of the dwelling, and which is screened by the two storey element which confines it to the western side of the dwelling.

2.0 PROPOSAL - 2.1 Planning approval is sought for Erection of a single storey rear sunroom to replace existing conservatory and block in existing window to side elevation. - 2.2 The works will involve the removal of the existing conservatory which measures about

• 3.6m long, 3.4m wide and 3.1m tall (2.2m to the eaves), and which has chamfered ends, and its replacement with a new flat roofed extension that would project 3.4m from the rear of the dwelling, be 3.78m wide, and be 2.9m tall from the ground level to the top of its flat roof. A hip roofed light measuring 1.2m x 1.2m would be installed over the roof of the extension. This extension would have a window on the rear (north) elevation, and a patio door on the side (west) elevation. The extension would have an offset (set back) distance of about 380mm from the western elevation and 100mm from the rear elevation.

2.3 The proposed extension will be finished in painted render similar to the finish of the existing dwelling, while its flat roof would be finished in glass fibre finish. The window that currently exists on the west elevation of the snug would be installed on the rear elevation of the extension, while the patio door to the west would be a white UPVC unit. - 2.4 Additional works will involve the removal of the window to the west elevation of the snug with the wall closed up and made good. - 2.5 No trees or mature shrubs shall be removed from site to facilitate the development. There would be no changes to site levels, surface or foul drainage for the dwelling. - 2.6 The applicants have provided to following additional information on the application form: This single storey sun room will replace a leaking and draughty conservatory with a fully insulated room. It will reuse an existing window currently in a side elevation which will then be blocked in to form an internal wall in the new sun room. Rainwater will be removed into existing drains. The trees within 15m will not be affected or lopped, nor will any building works or machinery go near them. The aim is to sell the conservatory structure. Any other waste will be removed by skip.

3.0 PLANNING POLICY - 3.1 Site Specific

• 3.1.1 The site lies within an area designated on the Area Plan for the South as 'Predominantly residential' and is not within the Proposed Conservation Area. The site is considered to have low to medium likelihood of surface water flood risks, although the proposed work area has low

likelihood of flood risks. The site is not within a Registered Tree Area, and there are no registered trees on site.

3.3 National policy: THE ISLE OF MAN STRATEGIC PLAN 2016

• a. General Policy 2 - 'Development Control' considerations.
• b. Paragraph 8.12.1 - General presumption in favour of extensions to existing properties (excluding Conservation Areas or Registered Buildings).
• c. Strategic Policy 1 - Efficient use of land and resources.
• d. Strategic Policy 3 - Development to safeguard character of existing towns and villages.
• e. Strategic Policy 5 - Design and visual impact.
• f. Environment Policy 42 - character and need to adhere to local distinctiveness.
• g. Transport Policy 7 and Appendix A.7.6 - Parking Provisions.
• h. Community Policy 7 - Designing out criminal and anti-social behaviour.
• i. Community Policy 10 - Proper access for firefighting appliances.
• j. Community Policy 11 - Prevention for the outbreak and spread of fire.

- 4.0 OTHER MATERIAL CONSIDERATIONS

4.1 Residential Design Guide (2021)

4.1.1 This document provides advice on the design of new houses and extensions to existing property as well as how to assess the impact of such development on the living conditions of those in adjacent residential properties and sustainable methods of construction.

4.2 Section 68 of the Flood Risk Management Act (2013) indicates that any published Flood Risk Management Plan and the extent to which the proposed development creates an additional flood risk are material considerations. - 5.0 PLANNING HISTORY

5.1 The site has been the subject of the following previous planning application which are considered relevant in the assessment and determination of this application:

• a. PA 91/0982 - construction of dwelling - permitted.
• b. PA 95/1398 - erection of detached dwelling and garage - permitted.
• c. PA 97/0033 - erection of conservatory - permitted.
• d. PA 97/0382 - extensions and erection of new garage - permitted.
• e. PA 02/0183 - conversion of garage to additional living accommodation and erection of additional garage - permitted.
• f. PA 05/0526 - alterations and extensions - permitted.
• g. PA 11/00782- Erection of porch extension - permitted.

5.2 These applications have resulted in the existing form, bulk, and appearance of the dwelling on site, which the current application seeks to alter.

6.0 REPRESENTATIONS Copies of representations received can be viewed on the Government's website. This report contains summaries only. - 6.1 DOI Highways Division have no interest (21 June 2024):

6.2 Port St Mary Commissioners: have no objections (20 July 2024).

6.3 No comments have been received from neighbours. - 7.0 ASSESSMENT

7.1 The fundamental issues to consider in the assessment of the current application are:

• a. The Visual impact of the proposal (GP2, SP 3b, EP 42 & RDG); and
• b. Impact on neighbouring amenity (GP2 &RDG).

7.2 The scheme does not propose any alterations to the means of access to the site or parking provisions within the site. As such, it is not considered that there would be any adverse impacts on parking or highway safety resulting from the proposal.

7.3 The scale of the proposed works is such that would not result in vegetation removal or loss of any of the trees on site considering the extension would be erected largely within the existing rear patio area. Therefore, it is not considered that there would be any impacts on trees or site ecology, with the mature hedging, trees and plantings within the site remaining unchanged.

- 7.4 VISUAL IMPACT

• 7.4.1 In assessing the visual impact of the current scheme, it is noted that extending at the rear elevation at single storey height is acceptable and will be achieved without compromising any of the rear amenity space/ garden. The space proposed to be development on is currently conservatory and an enclosed patio area with a retaining wall around, such that there would be no real changes to the setting of the development.
• 7.4.2 Further to the above, the rear extension would be proportionate to the rear elevation and designed to serve that specific purpose in terms of size, height and appearance. Moreover, there would be no public views of the rear elevations from the Highway or the nearby dwelling, and the extension would not protrude from the edges of the dwellinghouse.
• 7.4.3 Likewise, the size, position and scale of the proposal would be complimentary to the property whilst remaining subservient and finished to complement the dwelling house. This aspect is deemed to constitute an acceptable form of development that is proportionate to the dwellinghouse and complies with those sections of General Policy 2(b) & (c) and RDG.

- 7.5 IMPACT ON NEIGHBOURING RESIDENTIAL AMENITY

• 7.5.1 With regard to potential impacts on neighbours, it is considered that the position of the extension where it would be completely screened by the existing mature landscaping and trees on the boundary, the significantly lowered ground level relative to the adjacent neighbouring property, orientation of the extension relative to its nearest neighbour, and the single storey element of the proposal will ensure that the scheme does not result in any adverse impact on neighbouring amenity.
• 7.5.2 Whilst it is noted that the rear extension adds additional built form which is slightly larger than the existing (3sqm larger), it is considered that a conservatory currently sits at the proposed location in form that sits taller than that proposed extension, and it is not expected that any other impacts would result for the reasons articulated in Paragraph 7.5.1 above.
• 7.5.3 Based on the foregoing, it is considered that the new single storey rear extension would not alter considerably the relationship between the application site and its neighbours, or result in adverse impacts in terms of overlooking, overbearing impacts and overshadowing.

- 7.6 OTHER MATTERS

• 7.6.1 The new patio door to be installed on the side of the new extension has its base sitting 150mm higher than the position of the existing door to the conservatory. As such, it is considered that the new extension has less potential to be impacted by floods than the existing conservatory, Besides, the current conservatory is in poor form and holds the potential to allow water than aa new built fabric should flood occurrences at the site be exacerbated over time.
• 8.0 CONCLUSION

8.1 Overall, it is considered the proposal would comply with the relevant policies of the Isle of Man Strategic Plan. Therefore it is recommended that the application be approved. - 9.0 INTEREST PERSON STATUS

9.1 By virtue of the Town and Country Planning (Development Procedure) Order 2019, the following persons are automatically interested persons:

• (a) the applicant (including an agent acting on their behalf);
• (b) any Government Department that has made written representations that the Department considers material;
• (c) the Highways Division of the Department of Infrastructure;
• (d) Manx National Heritage where it has made written representations that the Department considers material;
• (e) Manx Utilities where it has made written representations that the Department considers material;
• (f) the local authority in whose district the land which the subject of the application is situated; and
• (g) a local authority adjoining the authority referred to in paragraph (f) where that adjoining authority has made written representations that the Department considers material. 9.2 The decision-maker must determine:

• o whether any other comments from Government Departments (other than the Department of Infrastructure Highway Services Division) are material; and
• o whether there are other persons to those listed above who should be given Interested Person Status. _____________________________________________________________________

I can confirm that this decision has been made by a Principal Planner in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation and that in making this decision the Officer has agreed the recommendation in relation to who should be afforded interested person status and/or rights to appeal.

Decision Made : Permitted Date: 13.09.2024 Determining Officer Signed : J SINGLETON Jason Singleton Principal Planner

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